Commercial Property
At Orchard Law, we provide clear, practical legal advice to help businesses, investors, and property owners navigate commercial property matters with ease.
Commercial Property Law Made Simple
Commercial property transactions may appear similar to residential conveyancing, but in practice they are far more complex and commercially driven. They require a detailed understanding not only of the legal framework, but of the wider business objectives behind each transaction. At Orchard Law, we take the time to understand how a property matter fits into your broader commercial goals, ensuring our advice is practical, strategic and aligned with your priorities.
From the outset, we set clear expectations around the steps involved, likely challenges, timescales and costs. We explain legal issues in plain English, highlighting risks and opportunities early so informed decisions can be made. By combining commercial awareness with thorough legal due diligence, we help clients progress transactions efficiently while maintaining the level of care complex matters demand.
What We Can Help With
Our commercial property offerings include a wide range of services, supporting businesses at every stage of ownership, occupation, and development.
Leases
We advise landlords and tenants on the grant of new commercial leases, ensuring the terms accurately reflect the commercial agreement and protect your long-term interests. From reviewing heads of terms to drafting and negotiating lease documentation, we help you understand your obligations clearly.
Underleases
Underleasing can be a practical way to manage surplus space or adjust commercial arrangements, but it requires careful legal structuring. We assist with the preparation and review of underlease documentation, ensuring compliance with the superior lease and protecting your position throughout the process.
Lease Assignments
Whether you are assigning a lease or taking one on, we guide you through the legal requirements involved. This includes advising on landlord consent, reviewing assignment terms, and ensuring liabilities and responsibilities are clearly defined before completion.
Lease Renewals & Variations
As business needs evolve, lease terms may need to change. We provide advice on lease renewals and variations, helping you negotiate updated terms, document agreed changes correctly, and ensure continuity of occupation with minimal disruption.
Freehold Purchases & Sales
We act on the purchase and sale of commercial freehold property, managing the legal process from initial due diligence through to completion. Our focus is on identifying risks early, dealing with title matters efficiently, and ensuring a smooth and secure transaction.
Estates & Developments
Commercial estates and development projects often involve complex legal considerations. We support clients through acquisitions, disposals, and development-related transactions, providing practical advice and clear documentation at each stage of the process.
Commercial Remortgages
When refinancing commercial property, we handle the legal work required by lenders and borrowers alike. This includes reviewing loan documentation, addressing title requirements, and coordinating with all parties to complete the remortgage efficiently.
Business Sales & Purchases
Buying or selling a business involves more than just the property itself. We assist with the legal aspects of business sales and purchases, ensuring assets, liabilities, and property interests are properly documented and transferred as part of the transaction.
Our Process
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Getting Started
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Checks & Searches
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Exchange
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Completion
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Secure your property with confidence - speak to our legal experts today.
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Why Choose Orchard Law
Choosing the right legal team can make a significant difference to your property experience. Our clients trust us to deliver reliable advice and consistent support throughout their transaction.
Clear, Jargon-Free Advice
We communicate legal processes in plain English, so you always understand your position.
Experienced Property Specialists
Property law is our core focus, allowing us to anticipate potential issues and manage transactions efficiently.
Personal Service, Every Time
You’ll work with a knowledgeable, approachable team who take responsibility for your matter from start to finish.
Efficient & Reliable Process
We work proactively, respond promptly, and prioritise progress, keeping your transaction on track.
Frequently Asked Questions
We’ve answered some of the most common questions about commercial property transactions to help you understand the process and know what to expect.
How do I instruct you to act for me?
Please request a quote now, you will need to sign and return the forms we send you in order to instruct us. These are; Client Information Form, Terms of Engagement, ID Form.
I don't live near your office, can you still act for me?
Yes, We can still act for you, wherever you live, even outside of the UK (provided the property we are dealing with is within England and Wales). There is no need to take time out to attend meetings as we will deal with your transaction using post, email and telephone as appropriate.
Do you need any money upfront?
Yes, in the case of a Sale we shall need £350.00 payable by Bank Transfer (please ask for details) or by card on the telephone. In a purchase transaction we shall require £450.00 on account of searches. These monies are deducted from the balance required to complete near the end of the transaction.
- in the case of a Leasehold Sale, we shall have to apply for a ‘Leasehold Management Pack’ from your Landlord’s Managing Agent. To do this we shall require these funds on account*, please let us have these monies promptly when requested to avoid any delays in providing the information to your buyer’s Solicitor.
*The precise amount for a ‘Management Pack’ varies and so we only will know this upon enquiry of the Management Company during the start of your transaction.
But I can find online conveyancing sites cheaper!
Yes, you will find many sites offering very cheap conveyancing from £99. However, what a lot of people do not realise, often until it is too late, is that there are usually a lot of hidden extras which will soon bump up the price. Also, in some cases, you may be dealing with unqualified persons.
Our quotes are highly competitive and you can rest assured that your matter is being dealt with by a Qualified Person. You can always reach the person dealing with your file, either by phone or email. If that person is busy leave a message and they will call you back.
We offer a personal service which is not necessarily the cheapest but which is, we think, the best. Remember, in Conveyancing, as in Life, generally, you tend to get what you pay for!
How long does it take from a sale agreed to completion?
As every transaction is different it is impossible to give an exact timeframe, however an average transaction usually takes between 6-8 weeks. Some cash transactions can be completed very quickly where full cooperation is given by the other parties conveyancer.
I need to complete as quickly as possible - can you help?
We know that some property transfers need to happen more quickly than the average 6-8 week timeframe. If you let us know from the outset, our Orchard Law team can pull out all the stops to complete in a couple of weeks (subject to receipt of mortgage offer). Providing that the other parties are equally as motivated, we can usually work with our clients to meet their deadlines.
When do I need to arrange Buildings Insurance?
Unless the building insurance is being arranged by your mortgage lender or it is a leasehold property and insurance is put in place by the freeholder, you must ensure that the property is insured from exchange of contracts. Houses should be insured not necessarily for the price paid, but for the estimated cost of rebuilding which will be estimated by your valuer – this figure can usually be found in your valuation report or mortgage offer.
How much Deposit do I need to pay?
On exchange of contracts you will need to pay a deposit of 10% or less to the Sellers Solicitors as part payment of the purchase price. If you decide to pull out of the transaction between exchange and completion then the Seller has a right to keep whatever deposit you have paid. If less than 10% they may sue you for the balance up to 10% and then sell the property to someone else. If you are selling and buying then we can use your buyers deposit as the deposit on your purchase so you will not have to raise your own deposit.
I am selling to a family member. Do I still need a Licensed Conveyancer?
Yes, you do still need the services of a conveyancing professional such as a Licensed Conveyancer, even if you are selling to a family member.
I have inherited a property. What do I need to do next?
If you have inherited a property then contact us to arrange for the formal transfer documents to be prepared. Inheriting a property can be complicated, especially if it has been left to more than one person, so the services of a Licensed Conveyancer would be useful.
What are Disbursements?
Simply put this means items that we, the Conveyancer, must pay to other persons on your behalf. Typically these are Stamp Duty, Land Registry Fees and Searches.
What searches do I need?
You will no doubt have heard of conveyancing searches but may wonder what is involved. Searches are so called because they involve a search of a set of records relating to a certain property or area which are held by the Local Authority and various other Authorities. All the searches listed below are this type of paper-based search, involving no physical inspection of the property:- Local Authority Search, Drainage and Water Search, Environmental Search, Plansearch, Chancelcheck, Land Charges Search, Bankruptcy Search, Official Search.